Arsenal · Islington · Islington North constituency · 51.55394, -0.10553

N5 1BF— Arsenal, Islington

Location and area intelligence for N5 1BF, Arsenal, Islington

The family fortress

 

Top 5% LondonSchools 83%Safety 79/100Transport 64/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
79
Safety
79
Schools
50
Transport
64
Environment
74
Investment
53

The bottom line

N5 1BF offers exceptional schools (83% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how N5 1BF scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N5 1BF meets your needs.

Location

N5 1BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for N5 1BF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N5 1BF with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

Share:WhatsAppShare on X

How N5 1BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

Education score

Fair for families
★ Top school within 1km
—

Primary

Drayton Park Primary School

Not yet inspected · 3 min walk

KS2: 109.4

—

Secondary

Highbury Fields School

Not yet inspected · 4 min walk

P8: +0.45A8: 51.8

83% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Above London average

Childcare

Childcare

North Islington Nursery School

Not inspected · 19 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

36.6 incidents per 1,000 residents

Better than 74% of London
↑ Rising 642.9%

from a low base — still below London average

-72% vs borough

Crime by type

Other33%
Violence & sexual offences23%
Anti-social behaviour15%
Theft12%
Robbery8%
Vehicle crime6%
Drug offences4%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.1km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N5 district median

£636,250

Based on 148 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,703/m²
Price per ft²£716/ft²
Avg floor area71 m²

EPC breakdown

B
3%
C
11%
D
4%

Based on 18 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£177,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2025 · CAGR

+2.7%

Total change

+57%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.8%

per year

Acceleration

-3.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2012£363k£335k-7.6%7.3
Help-to-Buy recovery2013–2015£445k£504k+13.2%1.7
Brexit uncertainty2017–2019£390k£660k+69.1%2
Current market2024–2025£625k£570k-8.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
2.7%
District
3.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing12
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Arsenal Underground StationPiccadilly line
6.5 min walk
Drayton Park

Nearby stations

Drayton ParkNational Rail
2 min walk
Arsenal Underground StationPiccadilly
7 min walk
Holloway Road Underground StationPiccadilly
7 min walk
Highbury & Islington Underground StationVictoria
11 min walk
Highbury & Islington Rail StationMildmay · Windrush
11 min walk
No bus stops within 400m

59

Walkability score

84

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria31 min ↓
Waterloo38 min ≈
Canary Wharf38 min ↓
City ★30 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)22
Nearest car park342m
Santander docks (800m)0
Nearest cycle dock1.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

15 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

47

Restaurants (800m)

26

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

21

Sports (1km)

1

Convenience

Nearest supermarketAddis Food and Wine · 91 m
11 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,472 licensed premises in borough754 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

463m

Post office

Nearby shops

Tesco Express13 m
Spanish Delicatessen432 m
Ai Shop435 m
Jackson Food & Wine444 m

Nearby cafes

Wagon Cafe102 m
Dudleys285 m
Little Wonder Cafe351 m
Blue Met Lounge436 m

Nearby restaurants

Westerns Laundry292 m
Xi'an Impression337 m
Mega Bite Cafe340 m
Highbury Canteen388 m

Nearby pubs

The Drayton Park Public House81 m
The Rocket (Student Bar)433 m
Zubi Bar & Lounge446 m
Alcedo476 m

Nearby gyms

BodyJunkies477 m
The Movement Studio514 m
Fit4less Highbury & Islington527 m
F45 Holloway532 m

Nearby pharmacies

Hornsey Road Pharmacy449 m
Egerton Pharmacy548 m
C+H Chemist902 m
Rose Pharmacy992 m

Nearby health

pulse442 m
The Medical Clinic449 m
The Holloway Medical Clinic496 m
Notvello554 m
Food hygiene (5-star)53% of 127

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
251

High street

E

High street health

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,025London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

74.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,478m
Crossrail 2 route1,925m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,874 nationally

1,422

Est. population

28,190/km²

85%

Employed

82%

Degree educated

£47,000

Median income

1.2%

Claimant rate

Urban coreVery high densityYoung professionals

26

Community stability

Age profile

49%
30%
Under 1813%
18–3449%
35–4930%
50–647%
65+1%

Tenure

19%
48%
18%
Own outright6%
Own (mortgage)19%
Private rent48%
Social rent18%
Shared ownership9%

Ethnicity

40%
28%
14%
White British40%
White Other28%
Asian14%
Black7%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional74%
Routine / semi-routine5%
No car household81%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent48%
Social rent18%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
29
Live planning apps (800m)
110
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
4
Local approval rate
71%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Benwell Road, Benwell Road (54-58 (even), London729 homes
completed
73A, Drayton Park, Queensland Road, London627 homes
completed
BOUNDED BY RAILWAY, WEST SIDE OF, BOUNDED BY RAILWAY, WEST SIDE OF, DRAYTON PARK, ASHBURTON GROVE, QUEENSLAND ROAD, N7544 homes
completed
82, Drayton Park, lying adjacent to the Moorgate Line, London278 homes
completed
Allotment Gardens, Arvon Road, Emily Place, London249 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.2%
Ward turnout
46%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Fin CraigLabour
Patrick David BrightyGreen
Nafisah BrownGreen

Live in N5 1BF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N5 1BF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Islington with nearby boroughs:

Islington vs HackneyIslington vs CamdenIslington vs HaringeyIslington vs Westminster

Similar postcodes

Frequently asked questions

📍 Track N5 1BF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N5 1BF

Full postcodeN5 1BF
Postcode districtN5
BoroughLondon Borough of Islington
WardArsenal
Latitude51.553938
Longitude-0.105533
Parliamentary constituencyIslington North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey